You may have heard the terms exclusive property or off-market listing  and wondered what they really mean. In Ontario, exclusive listings are still allowed, but the rules around how they’re handled have changed significantly — especially when it comes to marketing.

An exclusive listing is a signed agreement between a seller and one brokerage to list a property for sale without putting it on MLS®. The property is for sale, but it’s not publicly advertised. That means no lawn signs, no social media, no websites, and no broad promotional campaigns.

Under today’s rules, an exclusive listing can only be shared privately:

• Within the listing brokerage, and

• One-on-one with individual agents or individual buyers

If a property is advertised publicly in any way, it must be placed on MLS® within 3 days.

Why Would Someone Choose an Exclusive Listing?

While most sellers benefit from full exposure on MLS®, exclusives can make sense in certain situations, such as:

• Privacy concerns (high-profile individuals, sensitive circumstances, divorce, medical issues, etc.)

• Preparing the property before going public (repairs, staging, photography, paperwork)

• Testing timing or price quietly, without a public days-on-market clock

In these cases, exclusive listings offer more control and discretion.

Why Did the Rules Change?

The Canadian Real Estate Association (CREA) introduced these policies in January 2024 to promote fairness and transparency. Broad public advertising of exclusives was limiting buyer access and sometimes reducing competition for sellers — which could impact sale price. Today’s structure ensures sellers understand the trade-offs and that buyers are treated equitably.

How Do Buyers Find Exclusive Listings?

Because they won’t appear on Realtor.ca or be advertised publicly, access happens within brokerages and through relationships, networking, and agent-to-agent communication. Working with a local REALTOR® who’s well connected is the best way to hear about opportunities that aren’t yet on the public market.

Is an Exclusive Listing Right for You?

For many properties, MLS® exposure is the best path to achieving maximum value. But depending on your goals, privacy needs, or timing, an exclusive listing can be a strategic option.

If you’d like to talk about whether exclusive or off-market makes sense for your situation — or if you want to be kept in the loop about private opportunities in Kingston and area — we’re always happy to chat.

Buying your first home is an exciting milestone but can also be overwhelming. In Kingston, Ontario, a city rich in history and charm, first-time homebuyers often need to correct common mistakes that can lead to frustration, delays, and unnecessary costs. Whether you're looking at a cozy townhouse in the downtown core or a spacious family home in one of Kingston's beautiful neighbourhoods, understanding these potential pitfalls can help you avoid them and make the process smoother. Here are some of the most frequent mistakes first-time homebuyers in Kingston make — and how to avoid them.

Not Getting Pre-Approved for a Mortgage

One of the biggest mistakes first-time homebuyers make is failing to get pre-approved for a mortgage before starting their home search. It's tempting to jump right into browsing listings and imagining your dream home, but you need a clear understanding of your budget to set yourself up for disappointment.

How to Avoid It: Talk to your bank or a local mortgage broker about your budget and all of the costs involved in home buying. They will get the information from you necessary to get your pre-approval for a mortgage. It's important to do this before you start looking at homes because it gives you a clear idea of how much you can afford. Also, once you've found the home you would like to make an offer on, a pre-approval can also speed up the buying process, making your offer more competitive in a market where homes can sell quickly.

Side note: Even with a pre-approval you will still need a finance condition on your offer. The pre-approval tells you how much your budget is, but the actual mortgage approval tells you whether your lender will give you a mortgage on that particular house. If you do not have a pre-approval, your finance condition will have to be much longer than a seller may be willing to wait, depending on the market, so get it done before you start looking!

Overlooking Extra Costs Beyond the Listing Price

Many first-time buyers only focus on the listed price of a home, but the true cost of homeownership goes far beyond that. Closing costs, property taxes, insurance, and home maintenance fees can all add up, and these extra expenses may blindside some buyers.

How to Avoid It: Factor in additional costs when budgeting for your home purchase. A general rule of thumb is to set aside 3-5% of the home's purchase price for closing costs. You'll also want to budget for ongoing costs such as utilities, repairs, and upgrades.

Skipping the Home Inspection

Kingston has many older homes with character, and while that's part of their charm, it can also mean potential hidden issues. Some buyers may feel rushed or tempted to skip the home inspection to save time and money, but this is one of the biggest mistakes you can make. Even newer homes may have issues, so it's always best to do the home inspection.

How to Avoid It: Always hire a qualified home inspector to assess the property before you commit to buying. A good inspector will help you uncover potential issues, from foundation problems to outdated electrical systems, which could save you thousands of dollars in repairs down the road.

Not Considering Future Needs

Getting caught up in the excitement of finding your perfect first home is easy, but it's also important to think about the future. Will the house still suit your needs in five or ten years? For example, you may need more space or proximity to schools and parks if you plan to start a family.

How to Avoid It: When buying your first home, think about your long-term needs. Consider factors like the size of the home, the neighbourhood, and the potential for growth or renovations. This will help ensure that your home remains a good fit for you as your lifestyle evolves.

Neglecting the Importance of Location

While the house itself is important, the location is just as critical. A great home can quickly lose its appeal if it's located in an area with low rated schools, long commutes, or limited access to amenities. Many first-time buyers need to focus more on the neighbourhood rather than on the house.

How to Avoid It: Research the area thoroughly before making an offer. Look into things like school ratings, public transportation options, local amenities, crime rates, and future development plans. Consider how the neighbourhood aligns with your lifestyle and long-term goals. Drive through the neighbourhood during the day and in the evening to get a good feel for it.

Failing to Account for Market Conditions

The real estate market in Kingston can fluctuate, and not understanding the current market conditions could lead to overpaying for a home or missing out on opportunities. First-time buyers sometimes need help understanding whether it's a buyer's or seller's market.

How to Avoid It: Work with a local real estate agent who understands the Kingston market. They can provide insights into current trends and help you make an informed decision about when to buy. Your agent will also be able to advise you on pricing strategies, helping you avoid overpaying.

Letting Emotions Overrule Logic

It's easy to get emotionally attached to a home, especially if you find one that feels perfect. However, letting emotions drive your decisions can lead to making impulsive choices, such as overbidding on a property or neglecting issues that could become costly.

How to Avoid It: While it's natural to feel excited about a new home, try to stay objective. Focus on the facts, such as the home's condition, price, and how well it meets your needs. Don't rush into a decision; take your time and keep emotions in check.

Ignoring the Importance of Resale Value

Many first-time homebuyers focus on the present and overlook the future. While you might love the house you're considering now, what about five or ten years down the road? If you plan to sell eventually, it's essential to consider the resale value of your home.

How to Avoid It: When choosing a home, think about its potential resale value. Look for homes in desirable neighbourhoods with a history of strong market performance. Consider factors like the home's layout, size, and condition and how likely it is to appeal to future buyers.

Buying your first home in Kingston can be a rewarding and exciting journey, but avoiding these common mistakes along the way is important. By staying organized, working with a knowledgeable real estate agent, and being mindful of the costs and long-term considerations, you can ensure that your first home is a good investment and a place where you'll thrive for years to come.

If you're ready to start your home-buying journey in Kingston, contact us for expert advice and guidance every step of the way!

Thinking about turning a home into a bed and breakfast? Whether you’re dreaming of hosting guests in downtown Kingston, a charming village like Bath or Newburgh, or a quiet retreat on Amherst or Wolfe Island, there are a few key features that make all the difference.

Here are five things to look for when buying a house to use as a B&B in Eastern Ontario:

1. Parking & Accessibility

Most guests will arrive by car, so off-street parking is essential. In downtown Kingston, this can be hard to come by — and on islands like Amherst or Wolfe, ferry access and winter conditions make it even more important.

Look for homes with at least one guest parking spot per room. Bonus if there's an accessible entrance and year-round road maintenance.

2. A Layout That Works

Comfort and privacy are big priorities for B&B guests. A home with a guest wing, private suite, or separate entrance makes hosting easier — and often more enjoyable.

Look for:

* Multiple bedrooms with private baths

* Spaces that can be closed off from your personal living area

* Potential for future expansion (e.g., converting a garage or basement suite)

3. Location Guests Will Love

Tourists don’t just want a place to sleep — they want to experience the area. A good location can boost bookings and reviews.

Strong choices include:

* Downtown Kingston (close to Market Square, Queen’s, and the waterfront)

* Amherst Island and Wolfe Island (peaceful retreats with ferry access)

* Areas near wineries, parks, historic sites, or cycling routes

4. Room to Host

A welcoming kitchen and dining space can make or break your B\&B experience. Even if you're only serving coffee and muffins, you'll need a space that supports prep, cleanup, and guest interaction.

Things to look for:

* Open-concept kitchen/dining area

* Storage for supplies

* Easy-to-clean finishes

5. Zoning & Permits

Before you fall in love with a home, check the rules. Kingston and surrounding municipalities may require special zoning, licensing, or permits for short-term rentals or bed and breakfasts.

Questions to ask:

* Is the property zoned for short-term rental or B&B use?

* Are there municipal licensing requirements?

* Are there septic or fire safety rules for guest stays? This is especially important for rural properties and island homes.

Thinking About Starting a B&B?

We help buyers find the right home to support their lifestyle and income goals — including homes with B&B potential in Kingston, Bath, Amherst Island, Wolfe Island, and beyond.

Get in touch if you’d like to explore what’s available — and what to watch for. We’ll help you navigate the search, zoning, and setup.

Click here to download our B&B Buyer Checklist

Watch on YouTube below:

When we show properties on Amherst Island, we always get the same five questions—whether it’s a young family looking for a slower pace, a couple dreaming of waterfront views, or retirees seeking community and quiet. We’ve answered them so many times we decided to make a video (you’ll find it below ), and if you prefer reading, here's the full scoop!

1. “What’s the deal with the ferry?”

The Amherst Island Ferry is more reliable than most people expect—it runs 20 hours a day, 365 days a year. The crossing takes about 15 minutes. It leaves hourly half past the hour from Millhaven (mainland) and on the hour from Stella (island side).

Visitor fare is $10.50 for a return trip (paid after boarding in Millhaven), and islanders can buy 25-ticket books for $105.00. Both docks offer public washrooms and indoor waiting areas.

Learn more from Loyalist Township: Amherst Island Ferry Info

2. “What if there’s an emergency?”

We get it—being on an island raises some concerns. Amherst Island has a trained fire and first response crew available at all times. If an ambulance is needed, the ferry crew is notified and transports the ambulance from the mainland, waits during the call, and brings it back. We also have a helipad.

3. “What are the roads like in winter?”

Here’s a surprise: winter road maintenance is excellent. Amherst Island has its own roads crew, and during snow season there’s even a night watch in place to wake the crew if significant snowfall happens overnight. Locals often say snow removal here is better than on the mainland.

4. “Are there any stores or services?”

Yes! Year-round, the island has:

• The General Store with LCBO outlet, frozen meals, snacks, and much more

• Post Office

• Topsy Farms’ Wool Shed 

In warmer months, you’ll also find:

• The Back Kitchen (non-profit restaurant)

• The Neilson Store Museum & Cultural Centre

• The Weasel & Easel Arts & Gifts Shop

• A weekly Island Market & Social at the Agricultural Pavilion

5. “What do you do in the winter?”

Winter is a different kind of beautiful on Amherst Island. Locals enjoy a slower pace and either happily hole up quietly with books, music and knitting or gather for:

• Potluck dinners, bridge, mahjong, book clubs, movies, games, music

• Beach walks (yes—even in winter!) - during a pandemic winter, a few islanders took it upon themselves to walk every public road on the island! 

• The Amherst Island Recreation Association has weekly sports 3-4 nights/week and occasional social gatherings

• Occasional Friday evening Back Room Talks and Saturday morning Winter Markets at the Museum (brought to you by the Museum and Women's Institute, respectively)

• Birdwatching

• And of course, a quick trip to Kingston gets you to top-tier restaurants, live music, art galleries, and theatre performances.

Island life doesn’t stop when the snow flies—it just shifts into a cozier gear.

Final Thoughts

Whether you're planning to move full-time or looking for a weekend getaway, Amherst Island might just surprise you with how connected, welcoming, and well-serviced it really is. If you’re curious about life on the island—or ready to come take a look—reach out. We live here, and we’d love to show you around.

 Let’s chat about your dream island lifestyle.

Buying your first home is exciting—but it can also feel like a big leap. If you're looking to buy your first house in Kingston, Ontario, you’re not alone. This vibrant city is a popular choice for first-time buyers thanks to its walkable neighbourhoods, historic charm, and access to education, healthcare, and waterfront living.

Here’s what you need to know to confidently buy your first home in Kingston.

1. Get Pre-Approved Before You Start Looking

In Kingston’s competitive real estate market, a mortgage pre-approval is essential. It helps you:

•Understand what you can afford
•Lock in an interest rate
•Strengthen your offer when competing with other buyers

Most local buyers work with a mortgage broker or a lender from institutions like Alterna Savings, RBC, or TD Canada Trust. We can recommend local lenders who we trust to take care of our clients.

2. Explore Kingston Neighbourhoods for First-Time Buyers

Kingston has a mix of neighbourhoods that suit a variety of lifestyles and budgets. A few top picks for first-time home buyers:

•Polson Park: Quiet, affordable, close to parks and transit
•Kingscourt: Up-and-coming, walkable, close to downtown
•Cataraqui North: Newer builds, close to schools and big-box stores
•Rideau Heights: Great value and improving amenities
•Greenwood Park / East End: Family-friendly, close to CFB Kingston and downtown via the Waaban Crossing

We can help you match your lifestyle and commute needs to the right area.

3. Know the Costs Beyond the Mortgage

Budgeting for your first home in Kingston means more than just your monthly payment. Be sure to plan for:

•Property taxes (approx. 1.2% of assessed value in Kingston)
•Utilities (Enbridge gas, Utilities Kingston for water/hydro)
•Home insurance
•Legal fees and disbursements
•Home inspection
•Land transfer tax (Ontario provides a rebate of up to $4,000 for first-time buyers)
•Moving costs and immediate repairs

4. Take Advantage of First-Time Buyer Incentives

If you're a first-time home buyer in Ontario, you may be eligible for:

•The Home Buyers’ Plan (HBP): Withdraw up to $60,000 tax-free from RRSPs
•Land Transfer Tax Refund: Up to $4,000 back in Ontario
•The new First Home Savings Account (FHSA): Save up to $8,000/year tax-free

Ask your mortgage broker or REALTOR® to help you determine what you qualify for.

5. Work with a Kingston-Based REALTOR®

A local real estate agent knows the ins and outs of Kingston’s neighbourhoods, pricing trends, and offer strategies. Your agent will:

•Guide you through listings that fit your budget and goals
•Advise on offer strategies (including conditions)
•Connect you to trusted home inspectors, lawyers, and contractors
•Help you avoid common pitfalls in older homes (like knob-and-tube wiring or outdated insulation)

Bonus: In most cases, buyers don’t pay commission—the seller does.

6. Understand the Buying Process in Ontario

Here’s what to expect when buying your first home in Kingston:

1.Get mortgage pre-approval
2.Start viewing homes with your REALTOR®
3.Make an offer (often with conditions like financing or inspection)
4.Fulfil conditions and finalize financing
5.Sign documents with a lawyer
6.Close and get your keys!

In Kingston, homes can sell quickly—especially under $600,000—so be ready to act fast when you find the right one.

7. Is Kingston a Good Place to Buy a First Home?

Yes—Kingston continues to attract first-time buyers because of:

•A strong job market (healthcare, education, public service)
•Stable property values
•A mix of housing types (detached homes, townhouses, condos)
•Easy access to Toronto, Ottawa, and Montreal
•A lifestyle that balances urban amenities with natural beauty

Final Thoughts

Buying your first home in Kingston, Ontario is an exciting milestone—and with the right plan, it’s completely achievable. Surround yourself with trusted professionals, take advantage of first-time buyer programs, and choose a neighbourhood that fits your life today and tomorrow.

Thinking about buying your first home in Kingston?

We specialize in helping first-time buyers make smart, confident choices. Reach out for a no-pressure chat or to get started.

Serving Kingston, Amherstview, Napanee, and the surrounding region.

If you’ve been watching the Kingston real estate market and wondering when the right time to buy might be—this summer could be your opportunity.

From stabilizing home prices to promising investment potential, summer 2025 offers several advantages for both first-time homebuyers and seasoned investors alike. Let’s dive into three compelling reasons why buying a home in Kingston right now makes smart financial and lifestyle sense.

1. Buyer Conditions Are the Best They’ve Been in Years

Over the past few years, Kingston, like many Canadian markets, experienced intense buyer competition, multiple offers, and record-breaking home prices. But the market is shifting—and in a good way for buyers.

In 2025, we’re seeing more balanced market conditions. There’s increased inventory across key neighbourhoods like Sydenham, Portsmouth Village, and Kingston East, which means more selection and less pressure to compete aggressively. Buyers are taking a breath, doing proper due diligence, and in many cases, negotiating terms that would have been out of reach a couple of years ago.

What does that mean for you?

• More time to consider properties before making an offer

• More negotiating power on price, closing dates, and conditions

• A greater chance of finding a home that truly fits your needs and lifestyle

Whether you're looking for a charming century home, a lakeside retreat, or a family-friendly property with room to grow, now is a great time to make a confident move.

2. Interest Rates May Be Nearing Their Peak

After a series of rate hikes in 2023 and 2024, the Bank of Canada has held interest rates steady in recent announcements—and some economists are forecasting potential rate reductions later this year or into early 2026.

This creates a unique window for buyers:

• Secure a home now while there's less competition

• Lock in a mortgage at today’s rate, with the option to refinance later

• Get ahead of the crowd likely to re-enter the market once rates drop

As mortgage rates begin to trend downward again, we’re expecting an uptick in buyer activity—which could lead to renewed upward pressure on prices. In other words, today’s relative calm is tomorrow’s advantage.

3. Kingston’s Long-Term Investment Potential Remains Strong

If you’re thinking beyond lifestyle and looking at long-term value, Kingston continues to be one of Ontario’s most reliable and resilient real estate markets.

This mid-sized city punches above its weight thanks to a diverse local economy anchored by:

• Queen’s University and St. Lawrence College

• CFB Kingston, one of the largest military bases in Canada

• Kingston Health Sciences Centre, a regional healthcare hub

• A growing tech and innovation sector, plus new infrastructure projects

Rental demand remains steady, especially in walkable downtown neighbourhoods and near major institutions. Properties that can serve as income-generating rentals—whether short-term, executive, or long-term unfurnished—continue to perform well with the right guidance and management.

Many of my clients are successfully turning homes into investment properties, whether they’re living in one unit and renting another, or using fully self-contained homes as executive or vacation rentals. With Kingston’s year-round demand and relatively stable pricing compared to the GTA, it’s a strategic market to consider for building long-term wealth.

Ready to Explore Your Options in Kingston?

As your local Kingston real estate expert, I’m here to help you navigate this summer’s market with clarity and confidence. Whether you're buying your first home, upsizing, downsizing, or considering an investment, we’ll create a strategy that aligns with your goals.

✨ Let’s talk about what’s possible for you in Kingston’s summer market.
Reach out for a personalized consultation or to start your home search with tailored listings.

When Lorna and I purchased our respective first homes, it was a very different real estate landscape than it is now. Lorna worked with a financial planner to sort out her finances and move toward a down payment on her new build condo, and I worked with my husband squirrelling away portions of our salaries for a down payment on our eventual east end fixer-upper semi. However, with rising real estate prices and additional costs like closing fees and taxes, saving for your first home can feel like an overwhelming challenge. The good news is that Canada offers a range of tools, programs, and tax benefits designed to help first-time home buyers achieve their dream of homeownership. By combining smart financial planning with these supports, you can make the goal of owning your first home a reality.

Minimum Down Payment Requirements in Canada

In Canada, the amount you need for a down payment depends on the home’s purchase price. The federal government has established the following minimum down payment requirements based on the home’s purchase price:

· For homes priced at $500,000 or less, a minimum of five per cent of the purchase price is required.

· For homes priced between $501,000 and $999,999, a minimum of five per cent for the first $500,000 and 10 per cent for any amount over $500,000 is required.

· For homes priced at $1 million or more, a minimum of 20 per cent of the purchase price is required.

While these are the minimum requirements, saving beyond the minimum can provide benefits and ultimately save you money through lower monthly mortgage payments and less interest paid over the life of the loan.

Savings Strategies to Help Save for Your First Home

There are several tools and programs designed specifically to help first-time home buyers. One of the simplest ways to stay on track is to open a new savings account for first-time homebuyers specifically to save for the down payment. Many financial institutions provide accounts specifically for first-time buyers. Look for accounts offering high interest rates, low or no fees, and flexibility to suit both short- and long-term savings goals.

A Tax-Free First Home Savings Account (FHSA) is a registered account that combines the tax advantages of an RRSP and a TFSA, making it the best savings account for first-time homebuyers and building your down payment savings. You can contribute up to $8,000 annually, with a maximum lifetime contribution of $40,000. Contributions are tax-deductible, which can reduce your taxable income, and withdrawals from your tax-free savings account for first-time homebuyers remain tax-free as long as they are used to purchase a qualifying first home.

Government Support Programs for First-Time Homebuyers

The Canadian government offers a variety of incentives to help first-time homebuyers reduce costs and make homeownership more accessible. These programs can significantly reduce upfront costs and make it easier to afford your first home when combined with your personal savings efforts.

Home Buyers Plan

The Home Buyers’ Plan (HBP) allows first-time home buyers to withdraw up to $60,000 each, tax-free from their Registered Retirement Savings Plan (RRSP), to use toward their home purchase. This program provides an excellent way to access pre-existing savings while avoiding immediate tax implications. However, the HBP requires that you repay the withdrawn amount over a maximum of 15 years, beginning in the second year after the withdrawal.

GST/HST New Housing Rebate

If you’re purchasing a newly constructed home, substantially renovating an existing one, or rebuilding after a fire, you may be eligible for a rebate on a portion of the GST or HST paid. The rebate can significantly offset the additional costs of buying or building a new home. Eligibility and rebate amounts depend on the province and the price of the house.

Land Transfer Tax Rebates

Many provinces and municipalities offer tax savings for first homebuyers to reduce the cost of land transfer taxes. The exact rebate will vary by location but can provide substantial savings on closing costs.

Home Buyers’ Tax Credit (HBTC)

The Home Buyers’ Tax Credit is another federal incentive designed to help first-time buyers recover some of the costs of purchasing a home. This non-refundable tax credit offers up to $1,500 in tax relief, which can be used to offset expenses like legal fees, appraisal costs, and land transfer taxes.

How to Start Saving for Your First Home

Saving for your first home is an exciting journey but requires significant financial planning. Here’s how you can get started.

1. Determine how much you’ll need for your down payment and other costs. Remember to account for other expenses, such as closing costs and home inspection fees.

2. Evaluate your monthly income and expenses to see where you can cut back. In your budget, focus on prioritizing essential needs while reducing discretionary spending.

3. Set aside a manageable portion of your monthly income. Even small contributions add up over time, especially when invested in high-interest or tax-advantaged accounts.

4. Review your savings progress to ensure you’re on track to meet your goal within your desired timeline. If you’re falling behind, adjust your budget or explore additional sources of income.

We understand the challenges of saving for your first home, and we are here to guide you every step of the way. Let us help you find not just a property but a place to call home. 

Are you considering using your Registered Retirement Savings Plan (RRSP) to purchase a home in the Kingston area? Understanding the Home Buyers' Plan (HBP) can be a valuable step in making homeownership more attainable.

What is the Home Buyers' Plan (HBP)?

The HBP is a federal program that allows first-time homebuyers to withdraw up to $60,000 (increased from $35,000 for withdrawals made after April 16, 2024) from their RRSPs to buy or build a qualifying home. For couples, this means a potential combined withdrawal of $120,000. The withdrawn amount is not taxed, provided it's repaid into the RRSP within a 15-year period.

Eligibility Criteria

To participate in the HBP, you must:

1. Be a Canadian resident at the time of withdrawal and up to the time a qualifying home is bought or built.

2. Meet the definition of a first-time homebuyer, meaning you have not owned and occupied a home in the previous four calendar years, excluding the 30 days before withdrawal.

3. Have a written agreement to buy or build a qualifying home for yourself or a related person with a disability.

4. Intend to occupy the home as your principal residence within one year of purchase or construction.

Even if you or your spouse have previously owned a home, you may still be considered a first-time homebuyer if certain conditions are met.

How to Withdraw from Your RRSP Under the HBP

Once you've confirmed your eligibility and have a purchase agreement in place, follow these steps:

1. Complete Form T1036: Fill out the "Home Buyers' Plan (HBP) Request to Withdraw Funds from an RRSP" form.

2. Submit to Your RRSP Issuer: Provide the completed form to your RRSP provider, who will process the withdrawal.

3. Receive Funds: The funds will be released to you without withholding taxes.

Ensure that the RRSP funds you plan to withdraw have been in the account for at least 90 days to avoid potential tax implications.

Repayment Terms

Repaying the withdrawn amount is crucial to avoid tax penalties. Here's how it works:

1. Repayment Period: Normally, you have 15 years to repay the amount, with the first payment due two years after the withdrawal. However, for withdrawals made between January 1, 2022, and December 31, 2025, the repayment period starts after five years instead of two.

2. Annual Payments: Each year, repay at least 1/15 of the withdrawn amount.

3. Missed Payments: If you miss a payment, the outstanding amount for that year will be added to your taxable income.

For withdrawals made between January 1, 2022, and December 31, 2025, the start of the repayment period is extended to five years.

Pros and Cons of Using the Home Buyers Program
Pros:

1. Interest-Free Loan: Access your RRSP funds without interest charges.

2. Boosted Down Payment: Increase your down payment, potentially reducing mortgage default insurance premiums.

Cons:

1. Repayment Obligation: Mandatory repayments over 15 years.

2. Opportunity Cost: Withdrawn funds lose potential investment growth during the repayment period.

3. Discipline Required: Strict adherence to the repayment schedule is essential to avoid tax consequences.

Consult with Professionals

While the HBP offers significant advantages, it's essential to consult with financial advisors, mortgage professionals, or tax professionals to understand the full implications based on your personal circumstances. All of the information can be found on the canada.ca website, but we know sometimes it needs a bit of an explanation. At Lynn & Lorna Real Estate, we're committed to guiding you through every step of your home buying journey in the Kingston area. Whether you're looking to discuss the HBP, have questions about the local market, or looking for a mortgage specialist recommendation, don't hesitate to reach out.

Are you considering purchasing a home in the Kingston area? Understanding the roles of key professionals and the associated costs is vital for a smooth transaction. In this guide, we'll delve into the importance of a real estate lawyer, the typical expenses involved in buying a home, and the significance of the deposit in Ontario's real estate market.

The Role of a Real Estate Lawyer in Ontario

A real estate lawyer is indispensable in ensuring that your property purchase adheres to Ontario's legal standards. Their responsibilities encompass:

• Conducting Title Searches: They verify that the property's title is free from liens, encumbrances, or disputes, ensuring you receive clear ownership.

• Managing Financial Transactions: Your lawyer handles the transfer of funds, including the down payment and closing costs, ensuring timely and accurate payments.

• Registering Legal Documents: They facilitate the official transfer of property ownership by registering the necessary documents with the provincial government.

• Providing Legal Advice: Throughout the process, your lawyer offers guidance on legal matters, helping you navigate any complexities that arise.

Engaging a knowledgeable real estate lawyer ensures that all legal aspects of your home purchase are meticulously managed, providing peace of mind during this significant transaction.

Understanding the Costs Involved in Buying a Home

Purchasing a home involves several costs beyond the property's purchase price. Key expenses include:

• Legal Fees: In Ontario, real estate lawyer fees for a standard residential purchase typically range from $999 to $1,500 plus tax. These fees cover services such as document preparation, title searches, and the facilitation of financial transactions.

• Disbursements: These are out-of-pocket expenses incurred by your lawyer on your behalf, including:

• Title Search Fees: To confirm the property's legal ownership status.

• Registration Fees: For registering the property's title and mortgage.

• Software Transaction Charges: Related to the legal software used to manage the transaction. These can range from $50 to $100, depending on the software.

• Banking Fees: Charges for processing bank drafts, wire transfers, and other transactions, which can range from $25 to $100, depending on the number of payouts required.

• Land Transfer Tax (LTT): This provincial tax is based on the property's purchase price. In Ontario, the LTT is calculated as follows:

• 0.5% on the first $55,000

• 1.0% on the portion from $55,001 to $250,000

• 1.5% on the portion from $250,001 to $400,000

• 2.0% on the portion above $400,000

• 2.5% amounts exceeding $2,000,000 where the land contains one or two single family residences

• For example, on a $500,000 home, the LTT would be $6,475. First-time homebuyers may be eligible for a rebate of up to $4,000. There is a great Land Transfer Tax calculator here.

• Title Insurance: This protects against potential issues with the property's title, such as fraud or undisclosed liens. The cost varies but typically ranges from $250 to $400.

• Home Inspection: While optional, a home inspection is highly recommended to identify any potential issues with the property. The cost is usually around $500.

• Appraisal Fee: If required by your lender, an appraisal assesses the property's market value and can cost between $300 and upwards of $1000, depending on the location and property.

• Mortgage Insurance: If your down payment is less than 20% of the purchase price, you may need to purchase mortgage default insurance, commonly known as CMHC insurance (although there are other insurers). The premium is calculated as a percentage of the loan and can be added to your mortgage payments.

• Adjustments: These cover any prepayments made by the seller, such as property taxes or in the rural areas around Kingston this often includes a propane tank fill up, that extend beyond the closing date. You'll reimburse the seller for the portion that applies after you take possession. This will be included in the closing costs that your lawyer calculates.

Being aware of these costs will help you budget effectively and avoid surprises during the home-buying process.

The Importance of the Deposit in Ontario Real Estate Transactions

In Ontario, the deposit is a critical component of the home-buying process, serving as a gesture of good faith and commitment from the buyer to the seller. Key aspects include:

• Standard Deposit Amount: While there's no legal requirement, it's customary for deposits to be around 5% of the purchase price. For instance, on a $500,000 home, a typical deposit would be $25,000. In the Kingston area, it can be closer to $10,000, whereas pre-pandemic you might have seen $3,000 or $5,000 deposits.

• Timing of the Deposit: These terms will be described in the Schedule A of the Agreement of Purchase and Sale. Generally in the Kingston area the deposit is due Upon Acceptance, but there are 3 options:

• Herewith - the deposit is submitted with the Agreement of Purchase and Sale. If the offer is accepted by the seller(s), the cheque is deposited. If not, you can simply return to your bank and redeposit the funds back to your account.

• Upon Acceptance - the deposit is due within 24 hours of the offer being accepted

• As otherwise described in this Agreement - sometimes buyers pay several deposits. For example: a portion upon acceptance, and a portion after conditions are fulfilled or waived.

• It's important to have these funds readily available when you make an offer on a property in order to avoid any breach of contract.

• Form of Payment: Deposits are typically made via cheque, certified cheque, bank draft, e-transfer, or wire transfer.

Ready to Take the Next Step?

If you're considering purchasing a home in the Kingston area, understanding the roles of key professionals and the associated costs is important for a smooth transaction. Contact us today to connect with a knowledgeable real estate lawyer and get personalized guidance tailored to your needs. Let us help you make informed decisions and ensure your home-buying experience is seamless. Your dream home awaits—let's get started!

Buying a home is one of the most significant financial and personal decisions you can make. While it’s possible to navigate the process independently, doing so without the guidance of a professional real estate agent in Ontario can lead to challenges that are worth considering. Here’s a factual look at the potential advantages of having a realtor by your side.

Limited Access to Insights

While platforms like Realtor.ca and HouseSigma provide public access to MLS data, realtors have access to additional details not visible to the general public, as well as land registry details. These often include context about the property’s background or condition, or specific requirements for the purchase, such as preferred closing dates or conditions, as well sales history. Without this information, you may miss important nuances and details that could influence your decision.

Navigating Legal and Paperwork Complexities

Real estate transactions involve numerous documents, from purchase agreements to disclosure forms. Mistakes or omissions in these documents can lead to delays, financial penalties, and legal disputes. Realtors are well-versed in these processes and can ensure all paperwork is accurate and complete, saving you stress and potential complications.

Pricing and Market Knowledge

Determining the right price for a home requires an understanding of market trends, comparable sales, and the specific nuances of the local area. Without this knowledge, you might overpay for a property or undervalue your offer, putting you at a disadvantage in negotiations. Local real estate agents bring expertise in assessing property values and crafting competitive offers.

Negotiation Challenges

Negotiating the purchase price and terms is a critical part of buying a home. Without professional representation, you may find it difficult to advocate effectively for your interests, especially if the seller is represented by an experienced agent. Realtors are skilled negotiators who can help ensure you get the best possible deal.

Identifying Potential Issues

Realtors have trained eyes for identifying potential problems with a property, such as structural issues, zoning restrictions, or future development plans that could impact value. Without this insight, you might overlook critical factors that could affect your satisfaction or financial return in the long run.

Time and Energy Investment

Searching for properties, arranging viewings, inspections and appraisals, and managing communications with sellers can be very time-consuming. A realtor streamlines this process, freeing up your time and energy to focus on other priorities.

Missed Opportunities for Guidance

Buying a home often involves unexpected questions or situations. Real estate agents provide valuable advice and support throughout the process, as well as  recommendations on local resources including inspectors and contractors, helping you make informed decisions at every stage. Without a realtor, you may find yourself relying on online resources or guesswork, which can lead to uncertainty. 

While it’s possible to buy a home without a realtor, doing so comes with risks that can affect your experience and outcomes. Realtors offer expertise, resources, and advocacy that can make the process smoother and more successful. Whether you’re a first-time buyer or seasoned investor, considering the value of professional guidance with local knowledge can help you make the most of your real estate journey. If you have real estate questions, contact us. 

Ah, mobile homes. Affordable, flexible, and a great way to own a home without taking on a mortgage the size of a small country. But let’s be real—mobile homes sometimes get a bad rap. You’ve probably heard people toss around the term trailer trash like they’ve never seen an episode of Trailer Park Boys. You too can live the Sunnyvale lifestyle. (Fun fact: I grew up in the same trailer park where Trailer Park Boys was filmed—so trust me, I know a thing or two about this lifestyle!  Note the photo – that’s me standing outside our luxury 1971 LeMarquis mobile home)

But here’s the deal: mobile homes can be a fantastic housing option, especially in Kingston, Ontario. Whether you’re a first-time homebuyer, looking to downsize, or just trying to avoid a lifetime of paying rent, buying a mobile home could be a smart move.

What is a Mobile Home?

A mobile home (or manufactured home) is built in a factory and transported to a specific location—either a mobile home park or a privately owned lot. These aren’t the rickety trailers of yesteryear; today’s mobile homes come with modern finishes, open floor plans, and energy-efficient designs. Some are even nicer than traditional houses (Lucy would definitely approve).

Why Buy a Mobile Home in Kingston?

The Kingston area has some great mobile home communities, from Napanee to Brockville, offering a mix of affordability and small-town charm. Here’s why it might be the perfect choice for you:

1. Budget-Friendly: Compared to traditional homes, mobile homes are significantly more affordable. You get the perks of homeownership without the soul-crushing mortgage.

2. Lower Maintenance: A smaller home means fewer things to break and less space to clean. More time for things that matter, like watching Sunnyvale adventures.

3. Community Perks: Many mobile home parks in Kingston offer shared amenities like clubhouses, green spaces, and community events (BYO rum and coke, though).

4. Flexibility: Want to be close to the city but not in it? Mobile homes offer a mix of suburban and rural options.

Things to Consider Before Buying

Before you dive in, here are a few things to keep in mind:

1. Location & Land Ownership

1. Are you looking to buy land or rent a lot in a mobile home park? Most mobile homes in Kingston are in parks, which means paying monthly lot fees.

2. If you’re buying land, check zoning laws—some areas restrict mobile home placement.

2. Financing Isn’t the Same

1. Mobile homes on leased land usually require a chattel mortgage (since they’re considered personal property, not real estate).

2. If the mobile home is on owned land, you might qualify for a traditional mortgage.

3. Some buyers opt for personal loans, but a good mortgage broker can walk you through the best options.

3. Inspection is Key

1. Like any home, you’ll want an inspection to check for issues like leaks, insulation quality, and foundation stability.

2. Some older mobile homes may have outdated electrical or plumbing systems—get those checked before you buy.

4. Know the Park Rules

1. If you’re moving into a mobile home park, review the rules first. Some parks have restrictions on renovations, parking, and even pets (Bubbles and his kitties would want you to check this).

2. Find out what the lot fee includes—some cover water, sewer, and garbage collection, while others don’t.

5. Resale Value

1. Unlike traditional homes, mobile homes depreciate over time (kind of like a car, but way cozier).

2. Keeping your home in good condition and choosing a desirable location can help maintain its value.

Steps to Buying a Mobile Home in Kingston

Here’s how to get started:

1. Set Your Budget – Consider the home price, lot fees, and utilities.

2. Choose the Right Location – Mobile home park or private land?

3. Secure Financing – Talk to a lender who specializes in mobile homes.

4. Get an Inspection – Avoid surprises down the road.

5. Review Legal Considerations – Make sure everything is up to code.

6. Close the Deal & Move In!

Work with Lynn & Lorna

Buying a mobile home isn’t like buying a traditional house, but that’s where we come in. As experienced real estate agents in Kingston, we know the ins and outs of mobile home ownership, financing, and local regulations. We can help you find the right home at the right price—without the stress.

Final Thoughts

So, if you’re ready to embrace the mobile home life, don’t let the naysayers hold you back. Kingston has some great options, and we’d love to help you find the perfect fit. Whether you’re looking for an affordable starter home, a low-maintenance retirement option, or just want to live somewhere with character (without selling your soul to a bank), mobile homes are worth considering.

Let’s chat! We promise we won’t call you Lahey.

Are you considering buying a condo in Kingston, Ontario? Our vibrant city nestled along the eastern shores of Lake Ontario offers a unique blend of historic charm and modern amenities, making it an attractive destination for condo buyers. Whether you're a first-time homebuyer, a retiree, or an investor, Kingston's condo market offers a variety of options to suit different needs and budgets.​ Let's walk through some of the different aspects of purchasing a condominium in Kingston, ensuring you're well-prepared to make an informed decision, starting with the basics.​ 

How Is Buying a Condo Different from Buying a House?

If you've never purchased a condo and are weighing the decision between buying a condo or a traditional freehold home in Ontario, it's important to understand how the two experiences differ. Here’s a quick comparison to help clarify what you’re really buying into.

Condo Ownership

When you buy a condo, you’re purchasing the interior space of your unit. You also share ownership of common elements — things like the lobby, gym, outdoor spaces, or parking garage. A condo corporation manages the building and collects monthly condo fees to cover maintenance, repairs, and amenities. In some cases, you may also be asked to contribute to special assessments for major upgrades.

Home (Freehold) Ownership

Buying a home, on the other hand, means you own the structure and the land it sits on. You're responsible for all upkeep — inside and out. There are no shared amenities or condo rules to follow, but that also means there's no help with maintenance or repairs.

Quick Comparison

Which One’s Right for You?

Condos can be ideal for those seeking a lower-maintenance, lock-and-leave lifestyle — especially first-time buyers or downsizers. Homes offer more freedom and space, but with greater responsibility. It all comes down to your lifestyle, budget, and priorities. If you decide to go the Condo route, keep reading.

Key Considerations When Buying a Condo in Kingston

Here are some important factors to consider:

• Location: Determine which neighbourhood aligns with your lifestyle and needs. Kingston offers diverse areas, from the bustling downtown core to   the west and east ends.​

• Variety of Options: From waterfront high-rise buildings, the historic Annandale building, and student-focused buildings in the downtown core to low-rise complexes, townhomes, and much more, Kingston's condo market caters to a wide range of preferences and budgets.​

• Amenities: Consider what amenities are important to you, such as parking, pool, in-suite laundry, fitness facilities, or proximity to public transportation.​

• Price Points: As of early 2025, the median list price for condos in Kingston was approximately $329,543, with a median price per square foot of $922. These figures vary significantly based on location, size, floor, and amenities.

• Condo Fees: Understand the monthly maintenance fees, what they cover, and how they fit into your overall budget.​ Talk to your mortgage specialist about it.

• Reserve Fund: Once you have a conditionally accepted offer, you can review the status certificate to assess the health of the condo corporation's reserve fund, which covers major repairs and replacements.​

• Rules and Regulations: Familiarize yourself with the condo's bylaws (included in the status certificate), especially if you have pets or plan to rent out the unit.​ 

Purchasing a condo in Kingston, Ontario, offers a blend of urban convenience and community charm. By understanding the local market, considering key factors, and working with experienced professionals like us, you can confidently navigate the process and find a condo that suits your lifestyle and investment goals.

Whether you're buying your first condo or exploring your options between a condo and a freehold home, we are here to guide you every step of the way. Lorna and I bring local expertise, market insights, and a no-pressure approach to help you make confident, informed decisions. We’ll walk you through the pros and cons, connect you with trusted professionals, and make sure no detail gets missed. Let’s find the right fit for your lifestyle — together. Contact us to talk about purchasing a home in Kingston anytime.